150 Properties for Sale

Why Choose a 3-Story Home in Las Vegas?

In a city where land is at a premium, 3-story architecture has become the go-to solution for modern builders like Toll Brothers, Lennar, and Pulte Homes. These properties maximize small lot sizes to deliver luxury features that were once reserved for massive estates.

1. Separation of Space and Privacy

One of the biggest draws of a tri-level layout is the ability to "zone" your life.

• The Ground Floor: Often features a guest suite, a home gym, or a "Next Gen" space. This is ideal for multigenerational living or adult children who want their own entrance. 
• The Second Floor: This is typically the heart of the home, featuring an open-concept great room, a gourmet kitchen, and dining areas designed for entertaining.
•  The Third Floor: Reserved for the primary suite and additional bedrooms, this level provides a quiet sanctuary far removed from the noise of the kitchen or the front door.

2. Iconic Rooftop Decks and Balconies

In Las Vegas, the view is everything. Many 3-story homes in neighborhoods like Summerlin West and Henderson feature expansive rooftop terraces. Imagine watching the Fourth of July fireworks over the Strip or enjoying a morning coffee with a 360-degree view of the Spring Mountains—all from the privacy of your own roof.

 
3. More Home for Your Money

Because these homes occupy a smaller footprint, you often get significantly more interior square footage for the price compared to a sprawling single-story home on a large lot. This "bang for your buck" makes 3-story homes highly attractive to first-time buyers and investors alike.

 
 
Top Neighborhoods for 3-Story Homes

While you can find tri-level properties across the valley, several key areas have become hotspots for this architectural style.

Summerlin West (The Kestrel and Redpoint Villages)

Summerlin has leaned heavily into "urban-inspired" vertical living. Communities like Obsidian by Woodside Homes and Cordillera by Toll Brothers offer sleek, contemporary designs with high-end finishes. Living here puts you minutes away from Downtown Summerlin, City National Arena, and world-class hiking at Red Rock.

 
Southwest Las Vegas (Enterprise)
The Southwest is currently one of the fastest-growing sectors in the city. Builders here focus on "flex spaces," making these homes perfect for remote workers. You’ll find 3-story options that are just a 15-minute drive to the Strip but offer a much quieter, suburban atmosphere.

 
Henderson (Inspirada and MacDonald Highlands)
In Henderson, 3-story homes often take advantage of the elevated topography. Areas like Inspirada feature townhome-style 3-story builds that are incredibly walkable, with parks and coffee shops right outside your door. For those seeking luxury, custom 3-story estates in MacDonald Highlands offer some of the most prestigious addresses in Nevada.

 
Buying and Living in a 3-Story Home: What to Consider

Living vertically is a lifestyle choice. Before you start your search, here are a few expert tips from Realtor Rick to help you decide if a tri-level home is right for you.

Temperature Regulation and Energy Efficiency

A common concern in the Las Vegas desert is the heat. Because heat rises, the third floor can naturally be warmer.

Rick’s Tip: Look for homes with zoned HVAC systems (separate thermostats for each floor). Most newer builds (2020 and later) include high-efficiency insulation, radiant barrier roofing, and low-E windows to keep utility costs manageable even in the 110°F summer.

The "Stair" Factor

You will be getting your steps in! While many modern 3-story luxury homes offer optional elevators, most rely on stairs. If you have mobility concerns or very young children, we may want to focus on models where the main living area and primary suite are on the same level, or homes equipped with a residential lift.

Low-Maintenance Yards
Most 3-story homes trade a large backyard for a rooftop deck. This is a massive benefit for those who want a "lock-and-leave" lifestyle. You won't have to spend your weekends mowing grass or maintaining a massive pool; instead, you can enjoy community amenities like resort-style pools and dog parks provided by the HOA.

 
Current Las Vegas Market Trends (2025)

As of late 2025, the Las Vegas real estate market has shifted into a more balanced phase. Inventory is up significantly compared to previous years, giving buyers more leverage to negotiate.

•  Median Price Point: While luxury 3-story homes can exceed $1M, many contemporary models in the Southwest and North Las Vegas are available in the $450,000 to $650,000 range.
• Buyer Leverage: With "days on market" averaging around 45–55 days, sellers are more open to concessions, such as interest rate buy-downs or covering closing costs.

 
Why Work with Realtor Rick?

Finding the perfect Las Vegas 3-story home for sale requires more than just a search engine. You need an agent who knows which builders offer the best warranties, which HOAs have the most flexible rules, and which floor plans provide the best resale value.

I don’t just show houses; I help you find a home that fits your lifestyle. From the initial search to the final walkthrough and closing, I am your advocate in the Southern Nevada market.

Ready to Start Your Search?

Don't miss out on the best views in the valley. Whether you're looking for a modern townhouse in Summerlin or a spacious single-family tri-level in Henderson, the inventory is moving fast.

To contact Realtor Rick today, fill out the form below to receive a curated list of 3-story homes currently hitting the market!

 
Frequently Asked Questions

• Are 3-story homes hard to cool in the summer? Not necessarily. Modern construction uses "zoned" cooling, allowing you to only cool the floors you are using. Adding window tints or solar screens can further reduce costs.
• Do 3-story homes hold their value? Yes. Due to their unique features like rooftop decks and their prevalence in highly desirable master-planned communities, they remain a popular choice for resale, especially among younger buyers and professionals.
• Can I find a 3-story home with an elevator? Absolutely. Many luxury builders in Las Vegas and Henderson offer elevator options or have "elevator-ready" closets that can be converted later.